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2015
Simon Ashworth ([email protected])
Zurich University of Applied Sciences
Liverpool John Moores University
PhD Supervisor: Professor David Bryde
6/1/2015
BIM and FM Research & Practice Workshop
Page 1 of 12
Introduction
On the 1st June 2015, a group of twenty researchers, FM
practitioners and construction professionals from the UK,
Switzerland, Germany, Denmark, Norway, Netherlands
and the US gathered at the prestigious Glasgow Riverside
Museum for a “FM and BIM - Research and Practice
Workshop” as part of ongoing efforts by the EuroFM
Practice Network Group (PNG) to bring together
academic researchers and FM practitioners to discuss
important issues impacting on FM such as BIM.
The workshop was jointly organised by Simon Ashworth from the Zurich University of Applied
Sciences (ZHAW), Martin Bänninger (eneco) from Switzerland and Ivor McCauley from Glasgow Life
who hosted the event at the Riverside Museum, one of a 168 buildings in their property portfolio.
The event was well supported with representation from various international FM professional bodies
including IFMA, the Danish FM Network (DFM), the Norwegian FM (NBEF) and STATSBYGG
Associations and members of the BIFM Soft Landings group. Academics from the Zurich University of
Applied Sciences and the Netherlands Hanze University Groningen joined with FM and construction
experts including BAM UK and BAM Deutschland AG, Mace Macro, ISS, Halter AG, eneco, Robertson
Facility Management, FES FM, Auwiesen Immobilien AG, UniversitätsSpital Zürich and Glasgow Life.
The Glasgow Life Experience of BIM and FM
Ivor McCauley presented “The Glasgow Life Experience of BIM and FM in practice so far” highlighting
how the BIM process was used for the first time on the Kelvin Hall project in Glasgow. Key lessons
learnt were:
All stakeholders involved found themselves on a steep
learning curve as most knew little about BIM and how
to implement BIM as a process on a project. The UK
PASS 1192 Standards and BIM Task Group BIM
Guidelines were used as tools for all to get up to speed.
BIM should be seen as a process, not as a tool or piece
of software. The BIM process required a different way
of thinking and working together by all stakeholders
involved.
BIM helped collaboration between the FM and construction teams as FM were actively asked by
the construction team for their input and involvement during design.
Careful consideration should be given as to the Employers Information Requirements (EIR) and
when the EIR is issued. For Kelvin Hall it was at RIBA Stage 3 (issued by the design team). The aim
for future projects (e.g. the “Burrell Collection”) is that FM take ownership and specifies the EIR
in agreement with the design team earlier and ideally at RIBA Stage 0.
Figure 2: Ivor McCauley presents the "Glasgow Life Experience of BIM and FM"
Figure 1: Karin Schaad, Chair of the EuroFM PNG welcoming the group and opening the workshop
Page 2 of 12
For the Kelvin Hall project “the primary purpose of the BIM Model upon completion was to
identify service runs and access routes and their interface with structural and architectural
elements”. Note: The workshop considered whether this statement was myopic in concentrating
on the build and not the functionality of the facility. The discussion concluded that the FM team
should take ownership of the EIR to ensure it meets their needs and so that FM get what they
need at handover from construction to operation.
BIM and FM - Survey
Simon Ashworth presented the findings of a survey carried out by ZHAW and IFMA Switzerland in
March/April 2015 as part of his PhD with Liverpool John Moores University focusing on “BIM and
FM”. The aim was to benchmark the current
perception of BIM by FM practitioners and key
stakeholders in the whole life process in Switzerland.
The findings indicate that BIM is seen as important
issue for FM with 32% of respondents saying they
already had some experience of BIM and 31.7%
believing BIM will have a significant impact on FM in
Switzerland in the next 1-2 years and 44% in the next
5 years. The intention is to also carry out a similar
survey on a larger scale in the UK.
Full details of the survey results can be found as an appendix to this report.
BIM and FM Workshop: Focus on EIR FM Outputs
Three working groups discussed the role and needs
of FM in the BIM process with a focus on trying to
establish “FM Outputs” needed for an FM orientated
EIR for the pre-tender process. The workshop was
set in the context of planning the FM operation for
the new “Burrell Collection” building. The groups
were asked to consider the PhD research question:
“What information do facility and asset managers need from the Capex (capital expenses) phase of a
project to deliver maximum added value in the Opex (operational expenses) phase?”
Figure 4: The Burrell Collection
Figure 3: Simon Ashworth presents the findings of the "BIM and FM" survey
Page 3 of 12
The three groups focused on one of the FM perspectives/service areas as follows:
1. Operational: Use “Space Management” as an example Service – what is needed?
2. Financial: What cost data should be included?
3. Personnel: What training and skills will FM need?
The groups then reconvened and presented their work to the whole group. A summary is as follows:
1. Operational: Space Management
There was a general discussion in the group about the many different needs and the information
required to allow FM to efficiently manage “Space Management” as a delivered service. Specific
outputs the FM Team would be looking for from the BIM process and models were:
Space reporting: The BIM models should give FM the ability
to quickly generate a wide range of management reports to
identify all spaces in a building/asset, how they are used and
where appropriate who owns the space or is responsible for
it. The information should be delivered in a hierarchical
manner with a unique and agreed “space naming system”
defined by the customer (as opposed to just using
construction numbering) to include as appropriate
“locations”, “zoning” (for fire evacuation and other
purposes), defined “space types” (rented, internal etc.) and
“functionality” (use – both planned and potential future use
for flexibility). It is also important to understand the level of
quality of the space and demands to be made on them.
Volumes, sizing and cost data: The outputs should allow
easy and flexible reporting for FM planning purposes with the ability to include data on volumes,
sizes and costs information etc. associated with each space for calculation of operational costs
per metre, the ability to then benchmark performance, use in tenders and for detailed costing for
projects.
Inventory of assets related to space: For each space the assets associated with that space should
be easily identifiable and relevant cost and operational data attached to each asset to allow FM
the ability to manage the space and assets together as a service. The availability of information
early will help FM with detailed transition planning.
Logistics planning and concepts: The FM Team should have a clear understanding of the logistics
planning for the movement of people/equipment around the spaces to ensure access routes are
available for changing pieces of plant and equipment at the point they need to be replaced.
Current and future use concepts: for how buildings/assets are planned to be used at handover
and how they could be used in the future should be provided for each space in the model with
explanations of how easily spaces can be reconfigured to accommodate flexibility and change of
use of the spaces in the future.
Figure 5: Susanna Caravatti-Felchlin Chairwomen IFMA Switzerland presents
the Space Management Outputs
Page 4 of 12
2. Financial: What cost data does FM need?
The group debated the different financial information that could/should be attached to the BIM
models and how this information could benefit FM in both day to day operational management as
well as forward financial planning for issues such as asset replacement, maintenance etc. Specific
Outputs the FM Team would be looking for from the BIM process and models were:
Commercial model data: It was acknowledged that there could
be sensitivities around the issue of commercial information but
having full transparency of the Builders Procurement cost data
will allow FM procurement to understand and build their FM
operational and asset replacement programmes faster and more
accurately for clients
Design efficiencies: as part of the EIR the FM should be involved
to ensure that site/building specific Issues such as transport,
logistics etc. are thought through from an FM operational
perspective to help the design team ensure better control over
“change requests” and to provide “live feedback”. This allows
better and more accurate checks to be made on sensitivity
analysis with checks made as appropriate at every stage/phase.
Lifecycle cost data: Information should be included in the model about the individual assets in
terms of cost and life expectancy to allow accurate life cycle calculations and to assist FM with
asset replacement programmes.
Maintenance and Operational Costs: The data should include information about maintenance
frequencies and service and replacement parts costs for FM PPM schedules with appropriate
frequencies and rates. The data should be configured to easily feed into the FM Management
systems (CAFM etc.) and be compatible with a recognised system such as SFG20.
Schedules of elements: The data should allow FM to run detailed reports with appropriate filters
for various types of “equipment” or “systems” such that costs for maintenance of systems and
individual items can be easily calculated, as a whole or per square metre. This should help FM to
track planned vs actual costs in greater detail.
Asset Classification systems: All assets should be classified using an appropriate and agreed
system as defined by the client and their Asset Management System (OIR and AIR) such as
Uniclass 2015, NRMJ etc.
Energy and Utility data: Expected costs for energy/utility usage should be included so FM can
compare actual vs planned usage. Design calculations and simulations should be included along
with a strategy/plan for the metering of the building to clarify how the energy usage can be
allocated around the building/asset. This is especially important in cases where the space will be
rented out. Note: There was some discussion about if staged payments should be introduced
based on energy use verification (apparently this is becoming more common in Norway).
Marketability (rental values) of space: There should be a layer within the model that tracks the
cost of the space (dependant on size, views, services etc.) which could be easily updated for
companies who are planning to rent out sections of a building/asset and may wish to charge
different rates for different spaces.
Figure 6: Reid Cunningham from BAM UK presents the
Financial Outputs
Page 5 of 12
3. Personnel: What training and skills will FM need?
The group debated the issues around the training
and skills that would need to be taken into
account in the BIM process including the
handover and transition process from build to
operation as what skills would be needed in the
design phase. The FM team need to acquire
certain abilities but it is also about attitudes and
new ways of approaching their tasks using the
BIM models. Specific Outputs the FM Team would
be looking for from the BIM process and models
were:
Training roadmap: It was suggested there should be a “FM Training Road Map” put in place in
the BIM process to ensure that the FM staff receive the appropriate “pre-handover training” and
are fully involved with the “transition commissioning” process at the right time. It is a common
experience of FMs that this often gets omitted from planning or is squeezed as people try to
meet project deadlines.
System Specific Training: FM staff should have specific training with respect to the BIM models
so they understand how to access all the data needed for FM to manage their standard CAFM /
BEMS (BMS) etc. systems. It is essential for FM staff to be able to interrogate the BIM models
otherwise there is no hope that the models will be kept up to date. It would be a shame if the
potential benefits were not realised due to poor training and a lack of understanding as to how
the models can be used to FM advantage. The training plans should encompass refresh and
continuity training
Informing the client and design team: The FM team should have adequate training and
involvement during the design process whilst the models are being developed so that they can
give feedback and make suggestions as well as become familiar with the models.
Post Occupancy Evaluations (POE): The FM staff should be included in the planning of POE from
a soft landing perspective to ensure they understand how the BIM process and models will be
used to help verify that the building is performing as per the design criteria and also so they can
understand any variations that may occur due to occupant behaviour or other factors.
Figure 7: Stephen Beadle from FES FM and the BIFM Soft Landing group presents the FM
Training and Skills Outputs
Page 6 of 12
Conclusions and way forward
As a wrap up to the day the group discussed the feedback from the various groups and the plans for
further research. The following observations were made:
The workshop was seen as interesting and a useful day by all participants. It made them realize
that as a community FM is on a sharp learning curve with respect to understanding how the BIM
will impact on their FM operations.
It was agreed that BIM is the way forward with respect to how buildings /assets will be delivered
in the future. In order to ensure that FM does not fall behind we all need to get to grips with a
better understanding of BIM and familiarise ourselves with how it can benefit FM
FMs need to be actively involved early in the design process and following the logic of PAS 1192-
2 we should “start with the end in mind” and think about:
o What do FMs really need from the BIM process?
o How should the EIR be structured in such a way that it delivers real benefit to the FM
team at the point of handover?
o Who should take ownership of the EIR? This point was debated and it was agreed as the
client representatives FM should inform themselves so they can help pull together the
EIR which after all is “the clients requirements”
The workshop demonstrated how difficult it is to clarify the “FM Outputs” in such a way that they
can be succinctly worded and that further work is required in this area. Simon Ashworth
explained to the group that the intention of the PhD is to focus in this area. It is the intention to
carry out a detailed survey of FMs to get a better understanding about their perception of BIM
and what needs to be captured in terms of outputs and then to design models and templates to
help FMs create “FM Friendly EIR documents”.
Page 7 of 12
Appendix – BIM and FM Survey Findings
Page 8 of 12
Introduction
As part of the IFMA Switzerland “BIM and FM” Spotlight Event on the 30th March 2015 in Basel, the
ZHAW initiated an online survey as part of a PhD research project undertaken by Simon Ashworth
[email protected] asking IFMA members to help establish a benchmark regarding the current
perception of BIM and FM in Switzerland. The results show how Facility Managers and other experts
in Switzerland perceive BIM and how it will impact on the FM industry in the future.
Survey Participation and Findings
The response rate was good with a
52 fully completed questionnaires
(33.7%). There was a wide variety
of job functions represented (some
with multiple roles) as shown in Fig
1. Others roles included: Data
Managers, Surveyors and
Government Administration roles.
Most of the responses (34.6%)
were from people working for
companies with more than 1000
employees as shown in Figure 2
but there were responses from all
sizes.
This indicates there is a wide interest in BIM and how it
will impact on business in the future across the
different stakeholders responsible for property
portfolios and for large and small companies alike. The
survey also asked respondents about their
responsibility with respect to different types and size of
their property portfolios. The most common type of
portfolio was not surprisingly Office / Administrative
space but there was a good representation across a
range of different RE. Table 1 shows the range with the
total and average m2 GF for each type.
Table 1: Real Estate Portfolio of Respondents
Type of Space Total [m2 GF Average [m2 GF
A Office / Administration [m2 GF] 6.516.093 310.290
B Residential Flats [m2 GF] 1.500.000 251.056
C Retail [m2 GF] 1.816.500 454.125
D Hospital or care home [m2 GF] 1.330.000 166.250
E Public Offices and Buildings [m2 GF] 1.735.025 347.005
F Laboratories or Industry [m2 GF] 1.889.407 134.958
G Other [m2 GF] 1.759.500 351.900
Figure 1: Job functions of participants
Figure 2: Company size
mailto:[email protected]
Page 9 of 12
The survey also shows that BIM is already a topic of interest amongst stakeholders with 32% of
respondents noting they already had some experience with BIM. Although BIM is a relatively new
topic to FM 31.7% believe BIM will have an impact on FM in Switzerland in the next 1-2 years, whilst
44% felt BIM will impact on FM in the next 5 years. It was clear from responses that stakeholders are
keen to see the establishment of BIM Standards and Guidelines. 34.8% of respondents were already
aware of the Swiss Guideline SIA Merkblatt 2051 “Building Information Modelling” currently in
development. 18.6% people were also familiar with the ISO 15686 Standard on Life Cycle Costing and
some were familiar with the British PAS1192-2 and 1192-3 standards. (It was noted the PAS1192-2
standard will become an ISO Standard for Europe).
The survey also established that although the “FM industry is not yet sure what BIM actually is”
respondents perceive BIM as a new way of working in collaboration and not just being about
software. They also perceive that BIM can be used for both new and existing buildings.
Figure 2: Perception of BIM
When asked how BIM might be used to benefit FM 28.3% of respondents felt that both Cost savings
and Life cycle costing would be the key benefits. Feedback also indicates stakeholders are looking for
case study evidence for ROI. 26.7% think BIM will help increase operational efficiency and 12.6% felt
BIM may impact on reduction of carbon emissions and energy savings. Other potential benefits
identified included: building databases, more exact planning, CAFM data input, QS for FM tenders,
business continuity and service optimisation.
Several respondents note that there is a need to change “traditional ways of working and
approached to contract structures and fee structures” before BIM can be easily implemented in
Switzerland.
Agree
Disagree
Page 10 of 12
The key concerns raised by respondents regarding BIM were: data management and the cost of
implementation as shown in Figure 3
Figure 3: Concerns regarding BIM
Other issues respondents were concerned focused on if BIM will result in the creation of “data
cementries” and that there are many different interpretations of what BIM acually is. Discipline with
respect to the flow of data, the need to consider standards, laws and legal liabilities, a possible lack
of financial investment by customer due to clarity of benefits, buy in by all stakeholders (resistance
by some) and the approriate and early involvment of FM were all raised showing that BIM has a way
to go before these issues are addressed.
Respondents note that a paradigm
change in way people work is required.
Figure 4 shows the key barriers
respondents raised with respect to
possible use of BIM and FM in
practice. The key barrier being the lack
of internal expertise with respect to
BIM showing the need for education
and training with respect to BIM as a
process and how it can be
implemented. Cost was also a key
barrier backing up the need to provide
case study examples of ROI. This
possibly connects with another
barrier the current lack of demand from clients although this may change as BIM becomes more
established as the norm.
Figure 4: Barriers to BIM
Page 11 of 12
The respondents however felt that there was a wide range of ways BIM may potentially benefit FM.
These are shown in Figure 4. It is clear that respondents feel
Figure 5: The Potential Benefits of BIM to FM
In summary the survey indicates that BIM has some way to go before it is fully established in
Switzerland. There are concerns and barriers that need to be overcome if BIM is to become the
norm. This is normal and requires a paradigm change in thinking to establish BIM as a new way of
working together with the associated technology that is part of the BIM process. However the
outlook shown by the results indicate that the perception is that BIM is likely to have a significant
impact on FM in the next 1-5 years with clients and other stakeholders becoming more aware of the
potential benefits of BIM to FM. The survey also indicates there is also a need for further education
and training to allow FM and other stakeholders to fully acquaint themselves with the BIM process.
The survey results will form part of an ongoing PhD research project looking at “BIM and FM and the
Role of Facility and Asset Management in the BIM Process in Improving Assets for Society”. This
project will compare BIM and FM in Switzerland with the more advanced market in the UK and other
countries. The intention is to run further versions of the survey and to improve and refine the
questions to obtain improved quality and quantity of data. If you are interested in BIM and FM, and
would like to help contribute towards the knowledge or have a project which might be used as a
possible case study for this PhD please contact Simon Ashworth [email protected]
Agree
Somewhat
Agree
mailto:[email protected]
Page 12 of 12
Event Attendees:
The following is a complete list of the attendees participating in the workshop from the 1st June 2015
with their company and country of operation.
No Last name First name Company Country
1 Ashworth Simon Zurich University of Applied Sciences ZHAW CH
2 Bänninger Martin eneco CH
3 Beadle Stephen FES FM/BIFM Soft Landings group UK
4 Caravatti-Felchlin Susanna UniversityHospital Zurich /IFMA Switzerland CH
5 Cunningham Reid BAM UK
6 Bort Bastian BAM Deutschland AG D
7 Henderson Hugh Mace Macro/BIFM Soft Landings group UK
8 Jentzen Gunar Halter AG CH
9 Malstrom Ole Emil Real FM (DFM) DK
10 McCauley Ivor Glasgow Life UK
11 McMillan Gordon Private Consultant UK
12 Miller Ross Robertson Facilities Management UK
13 Risse Robert Auwiesen Immobilien AG CH
14 Schaad Karin ISS CH
15 Harv Haakon Statsbygg/NBEF NO
16 Husebye Eystein NBEF NO
17 Reitsma Albert Hanze University of Applied Sciences Groningen NL
18 Whittaker James IFMA International US
19 Keane Tony IFMA International US
20 Jeffrey Johnson IFMA International US
Thanks:
The Author would like to thank Ivor McCauley and Glasgow Life for hosting the event as well as all
the attendees for their time and inputting their experience to help the workshop deliver a useful
outcome for the next steps in the PhD.
Figure 6: The Riverside Museum, Glasgow